Market manipulation concerns follow Vietnam's land pricing deregulation
While removing land pricing rules will positively impact Vietnam's real estate market, local authorities should be aware of attempts to manipulate market prices.
THE HANOI TIMES — Vietnam may experience significant fluctuations in land prices when the land price framework is removed and new valuation regulations are introduced, according to the Ministry of Agriculture and Environment.
A neighborhood in Hanoi. Photo: Cong Hung/The Hanoi Times
In its Q2 2025 report, the ministry stated that the 2024 Land Law and related legal documents improved transparency in land pricing by decentralizing the authority to set and approve prices.
However, some provinces have not updated land valuation systems to reflect market dynamics, resulting in outdated benchmarks and price discrepancies, while many localities face staffing and expertise challenges, leading to confusing procedures and delays in resolving land-related issues.
If not closely monitored, these gaps could be abused for profiteering through land auctions, which could disrupt the real estate market.
The ministry said the real estate market will see significant changes as new land price lists are released with regional variation, urging local authorities to monitor trends, build comprehensive databases, and ensure regular updates to stabilize the market.
According to the ministry, for locations where current price guides no longer reflect actual values, provincial governments may adjust them in accordance with Decree 71/2024/ND-CP. Updated rates will be valid until the end of 2025.
The ministry recommended reviewing land, housing, and real estate laws to assess market dynamics, while authorities must prevent auction abuse, tax evasion, and project delays to avoid speculation and ensure efficient land use.
